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Conveyancing in Ogmore Vale : Keep it Local

Reasons to use our Ogmore Vale conveyancing solicitors

  • 1 Firms that specialise in conveyancing in Ogmore Vale regularly deal withlocal concerns peculiar to Ogmore Vale and therefore you may benefit from better advice and speedier conveyancing.
  • 2 Over the years Ogmore Vale property lawyer have established excellent working relationships with Ogmore Vale local estate agents, banks, building societies, landlords and property developers enabling them to liaise at speed with all concerned in the process of undertaking your conveyancing in Ogmore Vale.
  • 3 Regardless other sites say it just might be necessary to visit your conveyancer to execute documents. Too many 3rd parties are already with an interest in a house sale without needing to add Royal Mail into the equation.
  • 4 Conveyancer conveyancing firms have excellent personal links with Ogmore Vale selling agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 5 The Ogmore Vale conveyancing practitioners that we work with are dedicated to providing value for money, efficient and transparent conveyancing service to borrowers, sellers and remortgagors in Ogmore Vale

Examples of recent conveyancing in Ogmore Vale since March 2025*

Recently asked questions about conveyancing in Ogmore Vale

At long last a loan offer from Santander for the refinancing of my single bedroom maisonette is to be issued any day now. Are you able to recommend a low cost conveyancing lawyer in Ogmore Vale?

This site is not designed to assist those in their quest for the cheapest conveyancing in Ogmore Vale. Our aim is to provide excellent value conveyancing but we do not aim to advertise as being the cheapest. Do not be swayed by brokers teasing you with £100 conveyancing in Ogmore Vale. In your best case scenario, in going for cheap conveyancing, you will get your money’s worth and at worst it will result in you paying a lot in extras and still not receive the service you were looking for.

Why do I have to pay up front when it comes to conveyancing in Ogmore Vale?

Where you are retaining lawyers for conveyancing in Ogmore Vale your lawyer will ask you put them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. When the down payment is as part of the total price then this should be needed immediately before exchange of contracts. Any further balance that is needed will be payable shortly before completion.

I happen to be the only recipient of my late mum's will with all property in now in my sole name, including the my former home in Ogmore Vale. Conveyancing formalities meant that the Land Registry date was in May. I want to move. I do know about the CML 6 month 'rule', which means that my proprietorship will be regarded the same way as though I had purchased the house in May. Do I have to wait half a year to sell?

The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. How sensible a view mortgage companies take of it, depend on the bank as this obligation chiefly exists to identify subsales or the flipping of property.

I am purchasing a property in Ogmore Vale. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Santander be concerned?

Given that you are obtaining a mortgage with Santander your lawyer must follow the formal requirements outlined in Part two of UK Finance Lenders’ Handbook for Santander. The CML Handbook includes minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Santander where a lease does not satisfy these specifications. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to Ogmore Vale.

I recently had an offer agreed on a house in Ogmore Vale. My financial adviser pressured me to appoint their solicitor. I paid an on account payment of £150. A couple of days later, the solicitor contacted me to say that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Should my lawyer be raising questions about flooding as part of the conveyancing in Ogmore Vale.

The risk of flooding is if increasing concern for conveyancers specialising in conveyancing in Ogmore Vale. There are those who buy a property in Ogmore Vale, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Conveyancers are not best placed to give advice on flood risk, however there are a various searches that may be undertaken by the buyer or by their lawyers which will figure out the risks in Ogmore Vale. The standard completed inquiry forms supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a standard question of the owner to determine whether the property has suffered from flooding. In the event that the property has been flooded in past which is not notified by the vendor, then a purchaser could commence a claim for damages as a result of such an incorrect reply. A purchaser’s solicitors will also commission an enviro report. This will disclose if there is a recorded flood risk. If so, further inquiries should be made.

I have been on the look out for a leasehold apartment up to £195,000 and found one close by in Ogmore Vale I like with open areas and railway links nearby, however it's only got 61 years on the lease. I can't really find anything else in Ogmore Vale in this price bracket, so just wondered if I would be making a mistake buying a short lease?

Should you need a mortgage that many years will likely be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.

I recently discovered that one of the partners of the conveyancing practice acting on the purchase conveyancing in Ogmore Vale is a relative of the seller. Is this acceptable?

On the basis that there is no conflict of interest this is allowable. If you are requiring mortgage finance then the lender may have a say as many lenders have specific requirements concerning this. For example for Coventry Building Society as of 19/6/2025, the requirements read as follows :

1.15- May your firm act if the person dealing with the transaction or a member of his immediate family is the borrower?

Yes, provided that a different fee earner or partner of no less standing acts for us, there is no conflict of interest and Law Society guidelines are followed.

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Commercial Conveyancing solicitors in Ogmore Vale regulated by the SRA

The firms listed below are a small selection of solicitors in Ogmore Vale with expertise in commercial conveyancing in Ogmore Vale. This could include advice on taking a commercial lease as a tenant
  • King Davies & Partners, Lloyds Bank Chambers, 18 Talbot Street, Maesteg, Mid Glamorgan, CF34 9BP
  • Richards Thomas Llp, 14 The Strand, Ferndale, Mid Glamorgan, CF43 4LY

What to expect from a Licensed Conveyancer for conveyancing in Ogmore Vale?

Licensed Conveyancers support the transfer of ownership of a property from one person to another and cover conveyancing nationwide not just Ogmore Vale. When instructing a Licensed Conveyancer regulated by the CLC, you should:
  • Enjoy the benefit of an honest and lawful service.
  • Have a high standard of legal services.
  • Have your conveyancing dealt with using care, skill and diligence.
  • Be supplied with a high standard of service due to your conveyancer’s arrangements, resources, procedures, skills and commitment.
  • Have a service which is accessible and responsive to your individual needs.
  • Not feel discriminated against, victimised or harassed.
  • To receive the level you could expect, however, if you do your lawyer accepts responsibility for this and provides you with any appropriate redress.
  • Have your individual needs taken into account should you make a complaint.
  • Have a speedy, independent and comprehensive service if making a complaint about your conveyancing in Ogmore Vale about your conveyancing in Ogmore Vale.

Transfer of Equity conveyancing in Ogmore Vale is a complex business, both legally and administratively. The exact order of events varies slightly, below are some of the tasks in the process:

  • Taking instructions from parties involved
  • Collating the documents evidencing the title to the property
  • Representing lender (if relevant)
  • Agreeing the terms of the transaction
  • Preparing the Transfer or approving draft Transfer
  • Agreeing amendments to the the Transfer deed
  • Corresponding with parties concerning the Transfer
  • Agreeing and preparing for completion
  • Receiving and releasing funds to the appropriate parties
  • Preparing and submitting to HMRC the appropriate SDLT forms and payment
  • Registering the change in proprietorship and the mortgage (if applicable) at the Land Registry.

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.